How to buy property in România
A practical guide for buyers (including foreigners): step-by-step process, purchase costs, annual taxes, financing and quirks in România. Informational, verified August 2026 — not legal advice.
Can foreigners buy?
EU citizens buy freely, including land. Non-EU can buy buildings; land only via reciprocity treaties or a local company.
The process, step by step
- 1Land-registry extract (check encumbrances)
- 2Pre-contract at the notary, 5–10% deposit
- 3Mortgage: pre-approval → appraisal → approval (2–4 weeks)
- 4Final deed at the notary + payment
- 5Registration (1–3 days)
Purchase costs (on top of the price)
| Notary fee | 0,5–1% |
| Land registry | 0,15–0,5% |
| Agency fee (if any) | 2–3% + TVA |
| VAT on new homes (above threshold) | 9% / 21% |
Annual taxes: Building tax ~0.08–0.2% of taxable value; land taxed separately.
💶 What it costs to buy a €200,000 home in România
What it really costs you, with taxes, notary and registry included — estimated from the country's rules, before you talk to a notary.
| Resident | Non-resident / second home | |
|---|---|---|
| Notary fee | €1,000 – €2,000 | €1,000 – €2,000 |
| Land registry | €300 – €1,000 | €300 – €1,000 |
| Agency fee (if any) | €4,000 – €7,260 | €4,000 – €7,260 |
| Estimated final price | €205,300 – €210,260 | €205,300 – €210,260 |
Indicative estimate from the country's public rules; rates differ by region and by your situation. Not tax advice.
Financing as a non-resident
Typical minimum down payment 15% (RON, first home); non-residents can get loans at a few banks, 25–40% down.
Quirks that surprise buyers
- ⚠️ Prices are advertised in EUR but deeds settle in RON at the daily rate
- ⚠️ An energy certificate is mandatory at sale
- ⚠️ Always re-check the land registry on signing day
Frequently asked questions
- Can I buy property in România as a foreigner?
- EU citizens buy freely, including land. Non-EU can buy buildings; land only via reciprocity treaties or a local company.
- What costs and taxes do I pay when buying in România?
- Notary fee: 0,5–1%; Land registry: 0,15–0,5%; Agency fee (if any): 2–3% + TVA; VAT on new homes (above threshold): 9% / 21%. Building tax ~0.08–0.2% of taxable value; land taxed separately.
- Can I get a mortgage in România as a non-resident?
- Typical minimum down payment 15% (RON, first home); non-residents can get loans at a few banks, 25–40% down.